1184 SW Macvicar Ave · Topeka, KS 66604

$134,000

3 bd · 2.0 ba · 1,474 sqft · SingleFamily public records · 2 Days on market

Built 1930 6,098 sqft lot Est $165k · 19% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come view this well maintained home that also still has plenty of historical charm! A beautiful covered front porch welcomes you. Nice open living room and dining room upon entrance. Two bedrooms on the main level and then the long bedroom upstairs. There's also a nice bonus room off the back of the kitchen! Home comes with refrigerator, range/oven, dishwasher, and microwave! Basement has a full bathroom, washer and dryer hookups, and even walks up/out to the backyard directly(also still has basement access from the inside). Backyard has a deck, nice landscaping, and is fully fenced. There is also a very nice oversized one car garage with concrete and electric, plus plenty of extra gravel parking next to the garage. Ramp at the front of the house can be easily removed eventually. Home is selling "as is" but is in great condition.

Key facts

• Covered front porch
• Deck
• Versatile bonus room

Tags

• COVERED FRONT PORCH
• OPEN LIVING AND DINING AREAS
• VERSATILE BONUS ROOM
• FULLY FENCED YARD
• MATURE LANDSCAPING
• DECK

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence (single house); Residential property
• Construction: Above-grade finished area reported; Basement with block construction and walk-out access
• Exterior features: Deck; Fenced yard; Lot approximately 0.14 acre

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Hardwood; Ceramic tile; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Gas water heater; Has basement with block construction and walk-out access; Deck; Fenced yard
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $25 ($298/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (8.9% below list).
• Recommended offer: $122k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in Topeka — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#195 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, commute F.
• Topeka Public Schools (urban): math 17% / reading 23% proficiency, ranked #158 of 169 in KS (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lowman Hill Elem (math 17% / reading 22%, grade F, #593 of 684 statewide, top 89%, 308 students, 88% FRL); Landon Middle School (math 15% / reading 27%, grade F, #142 of 219 statewide, top 65%, 457 students, 68% FRL); Topeka High (math 11% / reading 20%, grade F, #248 of 327 statewide, top 76%, 1,514 students, 72% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 130 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 219 units permitted in Shawnee County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Shawnee County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,081 (8.9% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $165,088
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1193 SW Jewell Ave	0.16mi	4/2.0 (+1)	1,460 (-1%)	11mo	$157,900	$108	77
1107 SW Wayne Ave	0.21mi	3/2.0	1,380 (-6%)	21mo	$154,900	$112	62
2706 SW Lee Ct	0.36mi	3/2.0	1,549 (+5%)	18mo	$190,000	$123	60
1216 SW Woodward Ave	0.15mi	3/1.5	1,690 (+15%)	18mo	$169,900	$101	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.51×
• Total profit: $-18,373
• Equity at exit: $19,980

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-6,545
• Equity at exit: $11,586

Cash invested: $37,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kansas: 83 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; moderate court pace.

Methodology + full state rankings →

ZIP-level market 66604

• Rents YoY: 4.4%
• Active inventory: 130
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$703
• Tax from tax record: −$181 /mo · $2,173/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $25

Break-even live

Break-even rent $1,189

Max offer price $134,000

Occupancy floor 93%

Sensitivity live

Price	-10% $101	-5% $63	+0% $25	+5% $-13	+10% $-51
Rent	-10% $-72	-5% $-23	+0% $25	+5% $73	+10% $121
Rate	-1.0pp $92	-0.5pp $59	base $25	+0.5pp $-10	+1.0pp $-45

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1275 SW Mulvane St Topeka, KS	3.0	1.5	1791	$1,350	$0.75	21d	1	0.41mi
937 SW Jewell Ave Topeka, KS	3.0	1.0	1297	$1,295	$1.00	21d	1	0.53mi
728 SW Lindenwood Ave Topeka, KS	2.0	1.0	968	$1,195	$1.23	21d	1	0.74mi
1436 SW Byron St Topeka, KS	2.0	1.0	900	$720	$0.80	21d	1	0.77mi
1647 SW Buchanan St Topeka, KS	3.0	2.0	1550	$1,395	$0.90	21d	1	0.93mi
1900 SW Washburn Ave Topeka, KS	2.0	1.0	883	$890	$1.01	21d	1	1.01mi
1116 SW 18th St Topeka, KS	3.0	1.0	1105	$1,175	$1.06	21d	1	1.02mi
1268 SW Western Ave Unit 1A Topeka, KS	2.0	1.0	1404	$1,000	$0.71	21d	1	1.03mi
1415 SW Western Ave Topeka, KS	4.0	1.0	1190	$1,400	$1.18	21d	1	1.06mi
2409 SW 21st St Topeka, KS	3.0	1.0	890	$850	$0.96	21d	1	1.16mi
822 SW 8th Ave Topeka, KS	3.0	1.5	1600	$1,025	$0.64	21d	1	1.18mi
1936 SW Clay St Topeka, KS	3.0	1.0	1572	$1,000	$0.64	21d	1	1.22mi
1624 SW Polk St Topeka, KS	3.0	2.0	1288	$1,350	$1.05	21d	1	1.24mi
416 SW Clay St Topeka, KS	3.0	1.0	1639	$1,025	$0.63	21d	1	1.32mi

Listing history 11 events

1. 2026-05-18
   status Pending
2. 2026-05-15
   listed $134,000 Active
3. 2022-09-06
   soldstatus Closed 852-char remark

   Show marketing remark (852 chars)

   Come view this well maintained home that also still has plenty of historical charm! A beautiful covered front porch welcomes you. Nice open living room and dining room upon entrance. Two bedrooms on the main level and then the long bedroom upstairs. There's also a nice bonus room off the back of the kitchen! Home comes with refrigerator, range/oven, dishwasher, and microwave! Basement has a full bathroom, washer and dryer hookups, and even walks up/out to the backyard directly(also still has basement access from the inside). Backyard has a deck, nice landscaping, and is fully fenced. There is also a very nice oversized one car garage with concrete and electric, plus plenty of extra gravel parking next to the garage. Ramp at the front of the house can be easily removed eventually. Home is selling "as is" but is in great condition.

4. 2022-08-06
   historical Active Under Contract 852-char remark

   Show marketing remark (852 chars)

   Come view this well maintained home that also still has plenty of historical charm! A beautiful covered front porch welcomes you. Nice open living room and dining room upon entrance. Two bedrooms on the main level and then the long bedroom upstairs. There's also a nice bonus room off the back of the kitchen! Home comes with refrigerator, range/oven, dishwasher, and microwave! Basement has a full bathroom, washer and dryer hookups, and even walks up/out to the backyard directly(also still has basement access from the inside). Backyard has a deck, nice landscaping, and is fully fenced. There is also a very nice oversized one car garage with concrete and electric, plus plenty of extra gravel parking next to the garage. Ramp at the front of the house can be easily removed eventually. Home is selling "as is" but is in great condition.

5. 2022-08-03
   listed $124,900 Active 852-char remark

   Show marketing remark (852 chars)

   Come view this well maintained home that also still has plenty of historical charm! A beautiful covered front porch welcomes you. Nice open living room and dining room upon entrance. Two bedrooms on the main level and then the long bedroom upstairs. There's also a nice bonus room off the back of the kitchen! Home comes with refrigerator, range/oven, dishwasher, and microwave! Basement has a full bathroom, washer and dryer hookups, and even walks up/out to the backyard directly(also still has basement access from the inside). Backyard has a deck, nice landscaping, and is fully fenced. There is also a very nice oversized one car garage with concrete and electric, plus plenty of extra gravel parking next to the garage. Ramp at the front of the house can be easily removed eventually. Home is selling "as is" but is in great condition.

6. 2017-07-03
   soldstatus
7. 2017-06-30
   soldstatus 227-char remark

   Show marketing remark (227 chars)

   Take pride in ownership with this 3-bedroom/2-bath 1402-SF home. Offers a classic dining room, welcoming formal living room with hardwood floors, cheerful kitchen, basement laundry, mud room, deck, front porch, detached garage.

8. 2017-02-24
   listed $67,500 227-char remark

   Show marketing remark (227 chars)

   Take pride in ownership with this 3-bedroom/2-bath 1402-SF home. Offers a classic dining room, welcoming formal living room with hardwood floors, cheerful kitchen, basement laundry, mud room, deck, front porch, detached garage.

9. 2015-10-05
   listed $70,000
10. 2007-02-05
    soldstatus
11. 2003-10-20
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $2,173 · $181/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,650
• − Mortgage interest: −$7,506
• − Property taxes: −$2,173
• − Insurance: −$670
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,898
• Taxable loss: −$1,941
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $764/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Topeka Public Schools
• NCES district ID: 2012260
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 23% ▼ -2.00%
• Median HH income: $37,405
• Composite: 16.69/100
• National rank: #9167
• State rank: #158 of 169 in KS

Livability — Topeka

• Score: 69/100
• State rank: #195
• US rank: #8848

Category grades

Amenities A- Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Topeka, KS
• County: Shawnee County · 118,130 people
• City population: 118,130
• Metro: Topeka, KS
• Population (ZIP): 23,006
• Household income: $60,874
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 1192.0

Population outlook (Shawnee County) Hauer SSP2

• Today (2025): 179,277 people
• By 2030: 177,762 · -0.8%
• By 2040: 172,341 · -3.9%
• By 2050: 166,330 · -7.2%
• By 2075: 152,417 · -15.0%
• By 2100: 134,782 · -24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Two or more races 11% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Shawnee

• 2024 margin: Toss-up / Even · D 49.3% · R 48.8% · Other 2.0%
• 2008→2024 swing: +0.8pp no change · 2008: -0.3pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+3.0 2016: R+2.8 2012: R+1.7 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.78%
• Current HPI: 227.637
• Rent YoY: ▲ 4.39%
• Metro: Topeka, KS
• State GDP YoY: —
• F500 in state: 0

Price history

+91.4% since first listed

11 events — show timeline

• 2026-05-18 Pending — Sunflower MLS as distributed by MLS GRID
• 2026-05-15 Listed $134,000 Sunflower MLS as distributed by MLS GRID
• 2022-09-06 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2022-08-06 Contingent — Sunflower MLS as distributed by MLS GRID
• 2022-08-03 Listed $124,900 Sunflower MLS as distributed by MLS GRID
• 2017-07-03 Sold (Public Records) — Public Records
• 2017-06-30 Sold (MLS) — Sunflower MLS as distributed by MLS GRID
• 2017-02-24 Listed $67,500 Sunflower MLS as distributed by MLS GRID
• 2015-10-05 Listed $70,000 Sunflower MLS as distributed by MLS GRID
• 2007-02-05 Sold (Public Records) — Public Records
• 2003-10-20 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,173 · +7.1% YoY. Source: county tax records.